Model valuation£417,0008 Busby Close
Local market context
1 Ganders Ash, Watford, WD25 7HE
Extendable2 planning records
Estimated value
£433,000
- Since the 2018 sale (£365,000)+19%
- Against WD25 7HE's recent median (£298,000)+45%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
72 m²
777 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£433,000
- Against its 2018 sale (£365,000)+19%
- Against WD25 7HE's recent median (£298,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Ganders Ash is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7HE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
72 m² from the EPC lodged in May 2011
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in WD25 7HE
5 sales, median £298,000 (2025–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
1 Ganders Ash valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 October 2018Most recent
£365,000
Median price across the last 5 sales in WD25 7HE: £298,000 (2025–2014).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 1 Ganders Ash
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Ganders Ash is a two-bedroom end-of-terrace house in Watford (WD25 7HE). It has a recorded floor area of 72 m² (around 777 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (May 2011) shows a C (score 72). The latest certificate is from May 2011, so improvements made since then won't be reflected. Other recorded features include a loft. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £433,000 is 18.6% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£470/sq ft) was about 104.7% above the typical sold price in the postcode. Last sale on file: £365,000 in October 2018.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- StudyYes
- LoftYes
Outside
- Private gardenYes
- ParkingOff street
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 1 Ganders Ash
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
1 Ganders Ash's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 May 2021
Current Certificate
May 2011EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 May 2021
Planning history
Applications and permits filed against 1 Ganders Ash, Watford, WD25 7HE, sourced from the PlanIt planning register.
2 applications on record at 1 Ganders Ash, Watford, WD25 7HE
2decisions1extensions13documents
Flagged:Retrospective
- Jul 2019Loft ConversionAmendmentOutcome in report
Lawful Development Certificate for a loft conversion with rear dormer and front and rear roof lights.
- Documents
- 6 docs on file
- Reference
- 19/00663/LDC
- More recent applications — locked
- OutbuildingNov 2020Decision
Unlock 1 Ganders Ash, Watford, WD25 7HE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Ganders Ash homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Ganders Ash is notably below the street on floor area.
Price per m²
£5,058
Street avg £3,596
Floor Area
72 m²
Street avg 86 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.4 t/year
Street avg 2.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Watford district page.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The Hammer in Hand PH — bus stop.
Closest school
0.3 km
Alban Wood Primary School and Nursery. 25 schools nearby.
Nearest schools
- Alban Wood Primary School and NurseryPrimary317m
- Leavesden JMI SchoolPrimary510m
- Kingsway Infants' SchoolPrimary707m
- Kingsway Junior SchoolPrimary767m
Nearest stops
- The Hammer in Hand PHBus stop76m
- Queenswood CrescentBus stop156m
- Ganders AshBus stop188m
- Hill Farm AvenueBus stop312m
Most reported crime locally
- Violence & Sexual Offences1,012 reports36%
- Anti-social Behaviour559 reports20%
- Other Theft357 reports13%
- Vehicle Crime216 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WD25 7HE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
42.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centuryEnd-Terrace HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 1 Ganders Ash is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7HE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 1 Ganders Ash. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Ganders Ash was lodged in May 2011 at band C and expired in May 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 Ganders Ash. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 25 schools and 30 stops listed are measured in a straight line from WD25 7HE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Ganders Ash is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Ganders Ash, Watford, WD25 7HE. Each answer is also embedded as structured data for search engines.
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